IN THE MATTER of a submission to The Proposed Auckland Unitary Plan
SUBMISSION STATEMENT PREPARED BY SALLY PEAKE IN RELATION TO
ST HELIERS BAY VILLAGE CENTRE
Introduction 1 My full name is Sally Barbara Peake. I am a landscape architect in private practice, and a Principal of Peake Design Limited. I have over 30 years experience in design, assessment, and preparation of landscape analysis and development projects. I have qualifications in landscape architecture (Diploma in Landscape Architecture from Leeds, UK) and urban design (Diploma in Urban Design from Oxford, UK), and a Master of Architecture degree from Unitec, NZ.
2 I am a Fellow and Registered landscape architect with the New Zealand Institute of Landscape Architects, and President of the institute. I am also a member of the Resource Management Law Association and Urban Design Forum (Auckland).
3 I am a former panellist on the Auckland City Urban Design Panel, and have represented the NZILA on a number of external advisory groups for the Auckland Plan and Proposed Unitary Plan.
4 This submission statement is prepared in support of SOS and the St Heliers/ Glendowie Residents’ Association, having been engaged to undertake urban design investigations and provide evidence to their submission.
Scope 5 The scope of this statement is divided into the following parts:
Background Summary of the existing urban design provisions under the operative and proposed district plans Reflections on the meaning and scope of character
26th February 2014 1 Key urban design attributes and features Proposed alternative provisions Conclusion
6 The investigation and statement present an argument showing that the provisions of the Business Special Character overlay are better suited to St Heliers village than a Precinct overlay, although neither provide a completely reliable method to protect the special character of the centre and the provisions require additional strengthening.
Background 7 Save Our St Heliers (SOS) was formed in the wake of the demolition of seven buildings on the eastern side of Turua Street and its replacement with a three- storey building with a mix of retail and office development. The development involved the removal of six buildings identified as ‘character-defining’ under the St Heliers Centre Plan as well as the removal of a number of generally protected trees, including two large streetscape trees.
8 St Heliers/Glendowie Residents’ Assn. Inc. is an established community group with over 25 years of service to local residents. The primary purpose of the organisation is to support and represent the interests of residents within the area and to liaise with Auckland Council and its’ affiliate offices in that regard. The Association works towards protecting and improving the living environment of the area, including St Heliers Village and other local facilities and amenities.
9 The society and the Residents’ Association are concerned that this development, together with the loss of a further two buildings for a new three storey commercial and residential development on the corner of Tamaki Drive and Maheke Street, is indicative of change that will erode the existing character of the centre and that such change is inevitable under the Proposed Auckland Unitary Plan (the Plan).
10 Key urban design issues for SOS, the Residents’ Association, and other community groups are: The importance of the centre as an historic seaside village (together with its relationship with Tamaki Drive)
26th February 2014 2 Its importance as a local retail and community centre (in contrast to Mission Bay) The retention of the form, character and heritage of the centre as an expression of community values
Tamaki Drive 11 A separate submission has been lodged by Tamaki Drive Protection Society referring to the masterplan for Tamaki Drive which has been prepared by Orakei Local Board. It is noted that the community had extensive involvement in the preparation of the masterplan, where the unique identities and special sense of place of the seaside centres are noted. In the section ‘What We Value The Most’, it states: Preserving and enhancing [these] values is at the heart of this masterplan, which focuses firmly on preserving the unique environment, keeping its local flavour and as a place to enjoy.
12 The beach and waterfront promenade together with Vellenoweth Green are important structuring elements for the St Heliers village as well as providing important public realm spaces along Tamaki Drive.
13 A character/heritage study was undertaken of St Heliers for the former Auckland City Council1. The study states: The public realm along Tamaki Drive is defined by the relationship between the urban and coastal edges of the street. The distinctive Moreton Bay Fig trees, the village green and residential and commercial development on the southern (sic) side of Tamaki Drive complement the seaside character along the water’s edge. The point at which St Heliers Bay Road and Tamaki Drive intersection creates a focal point for the village.
14 The contents of the study were adopted and summarised as part of the St Heliers Centre Plan, which states: The character and scale of the surviving early buildings establish a seaside character that is a primary asset of St Heliers
1 St Heliers Character/Heritage Study, prepared for Auckland City Council (City Planning), by Salmond-Reed Architects and Boffa Miskell, 2004
26th February 2014 3 and The seaside location and lifestyle has resulted in an overall built pattern that connects the public and private realms.
History 15 As part of the Tamaki Drive Masterplan, the history of the coastline and its development is explained, including the first wharf at St Heliers Bay. The St Heliers Village Centre Plan2 notes that it has a significant number of buildings from the 1920’s and 30’s period, together with a very small number from 1860- 1920. A comprehensive history is also provided in the St Heliers Character/ Heritage Study, where the origins of the village as a “watering place” and holiday destination are described, prior to it becoming a place of settlement.
16 Specific sites and buildings of historic interest are identified as part of the character/heritage study and their location is shown on Figures 3 and 3a-d attached as Appendix A to this statement.
Local retail 17 The village has a well-defined commercial centre with the focus of retail activity situated on St Heliers Bay Road between Tamaki Drive and Polygon Road. The tenant mix includes banks; post office; pharmacies; hardware shop; cafes and restaurants; bakery; clothes shops; greengrocer; butcher; hair salon; superette; and offices of lawyers, doctors and other professionals.
18 The community is strongly supportive of the range of retail and service outlets, and reports that the centre serves a wide catchment, particularly as elsewhere there is little retail other than cafes and restaurants along Tamaki Drive.
19 While increasing land values and high rents continue to reduce profit margins and put strain on tenants, the village is fortunate to retain its function as a local retail centre, and no vacant properties were observed in the survey undertaken as part of this evidence.
2 Operative District Plan Appendix B15-12
26th February 2014 4 20 Businesses have been forced to relocate due to new development, however, and there are concerns that more redevelopment would result in less retail, as well as different activity (e.g. more cafes and restaurants, real estate agents).
Community services 21 The village has had a strong community focus since the 1920s and remains a key place for community services including the community library, War Memorial hall, and police station. Loss of these and other local services would mean a loss of overall vitality in the centre and would impact on the wider neighbourhood and, potentially, its good transport links.
22 Such loss would be contrary to the Auckland Plan where it states (para 581): Neighbourhoods are important not just for the physical environment they provide, but also for the social networks they support, and (para 582) Centres provide focal points for communities at different geographical scales, foster economic activity and business productivity, create higher-density clusters of jobs, support the public transport system and maximise investment in infrastructure.
23 Similarly, the (proposed unitary) Plan requires that the Local Centre zone provides for local convenience needs of surrounding residential areas (D 3.5).
Expression of community values 24 SOS was founded in reaction to the loss of key buildings in the village and a fear that the form, character and heritage of the centre is being undermined. The subject matter of this submission has been an ongoing action by the Residents’ Association for about 10 years. There is also a firm view that the District Plan provisions are insufficient to protect the function and character of the unique seaside village.
25 This submission is a reflection of community values, and shows the importance of the centre within the neighbourhood, and their commitment to its protection as a distinctive place in order to “contribute to residents’ sense of identity, place, and pride in their community” (para 581 Auckland Plan).
26 These values are reiterated in the Orakei Local Board Plan where Priority Four is: investing in our communities and maintaining our local character – our local
26th February 2014 5 communities and villages will retain the look, feel and character which residents desire while recognising the role the Orakei area has in Auckland’s growth, balanced with the needs of our changing society.
27 I interpret this as meaning that places of value and special character should be protected while enabling growth in other parts of the Orakei area, and is particularly applicable to St Heliers centre, where its compact size means that only a small area would be taken out of the ‘pool’ for growth and, conversely, enabling growth in such a small area would have disproportionately greater impact.
28 The distinctive nature and size of the centre also means that changes to its built form would have implications on its character. This is noted in the character/ heritage study and reflected in the Centre Plan provisions. In particular, in relation to the new building on Maheke Street, its height and bulk are at odds with adjacent buildings, the building does not address the street frontage on Tamaki Drive, and there is parking at ground level on Maheke Street. It is noted that these features are not in keeping with existing character but conform to the Operative District Plan requirements.
29 Similar comparisons can be made to the new building on Turua Street, where six character-defining buildings were demolished to make way for the new development, despite the provisions of the Centre Plan.
Existing urban design provisions 30 The existing urban design provisions are contained in the St Heliers Centre Plan, attached as Appendix B to this statement. The centre is zoned Business 2 and covers two and a half blocks plus one corner at Polygon Road/ St Heliers Bay Road. Surrounding zones are Residential 6b & 7a, with road reserve between the centre and bay. Part of the western block is in the coastal management area.
31 Objectives and policies for the zone provide for existing retail and business activities at a suburban level while maintaining pedestrian amenity and main street frontage. Objective 8.6.2.1(c) is To encourage business and community groups to become actively involved in identifying the specific character of individual centres and the future direction of them. The role of suburban centres as a focal point for community interests and activities is acknowledged.
26th February 2014 6
32 The general nature of the objectives and policies means that the special characteristics of the centre are not adequately provided for, which is partially rectified by the centre plan approach, including specified activity provisions and development controls.
33 Nevertheless, as noted in paragraph 24 above, these are not sufficient to retain the existing character of the centre as described within the centre plan, and do not reflect the recommendations of the character/heritage study.
Proposed urban design provisions 34 Under the Proposed Auckland Unitary Plan, the centre is zoned as a Business Local Centre, with a focus on growth and expansion rather than maintaining existing centres. As a result residential development is enabled and small supermarkets are provided for.
35 The Centre Plan is replaced by a Precinct overlay, which alters the area of the centre (refer to Appendix C).
36 The Precinct description for St Heliers states: The purpose of the precinct is to maintain and enhance the character of St Heliers and to promote its amenity values. The provisions recognise that while parts of St Heliers have historic importance, its other intrinsic qualities or characteristics are also worthy of retention and enhancement.
37 Notwithstanding this, new development and replacement buildings are encouraged, and vehicle access and carparking anticipated. The 12.5m height is retained, although a street setback is required.
38 It is considered that the precinct provisions are entirely inadequate to meet the objective of the precinct, which states: 1. The unique and established character, beachside setting, natural environment, and amenity of St Heliers are maintained and enhanced.
39 In particular, and as noted earlier, permitted new development is of a scale that does not respect or complement existing buildings and lot patterns, and the
26th February 2014 7 introduction of residential development with requirements for parking introduces new activities and development that are different from the established character.
Character 40 For the purposes of this statement, I consider it is worth investigating the scope and meaning of the term character, as it would appear that although the St Heliers Character Study identified it as appropriate for a character / heritage overlay “to address the relationship between the village’s character and heritage elements that are collectively important to its identity and distinctiveness”3, this has not been acted upon in the Plan.
41 It is also noted that St Heliers is the only one of the seven studies undertaken at the time not covered by a Business Special Character overlay, and that the value of remaining buildings subsequent to the removal of the character-defining buildings is under threat.
42 Firstly, with regard to the difference between heritage and character, I note that: Character is the sum total of a number of elements, one of which may include objects, buildings, and places of heritage value. All places have a (generic or particular) character. Historic Heritage (the term used in the RMA) – are those natural and physical resources that contribute to an understanding and appreciation of New Zealand's history and cultures. Our heritage is our legacy from the past; it has intrinsic values, is a finite resource and cannot be recreated. Character, historic character and historic heritage may be linked, in that an object, building or place of heritage value may contribute to the character of an area. All areas have a particular character, but not every area is valued (at this point in time) for its historic heritage.
43 The language used for character varies (including historic heritage and character - related definitions in the Auckland District Plan), and different evidence and
3 St Heliers Character/Heritage Study, section 7.1
26th February 2014 8 methodologies are used to assess and define character. As a result, the tools and methods for management are often inconsistent.
44 Recent appeals and evidence relating to PC163 discussed different approaches to tools for defining and managing character areas – the targeted approach and the comprehensive approach4. Overall, however, it should be noted that the focus of this statement is not on historic heritage, but rather character in relation St Heliers distinct identity and development as a coastal village.
45 In relation to St Heliers village, there has also been recent discussion on whether buildings are “character – defining” or “character – supporting” as well as the range of values and qualities of historic heritage5.
46 The decision on PC46 of the Central Plan discusses similar matters and approaches in relation to character buildings, as well as the balance to be taken between protection of existing character and planned creation of new character. Fundamentally it also argues that character buildings need to be considered holistically, both in relation to the overall objectives and in relation to the urban design context.
47 In Chapter B, section 4.2 of the (Proposed Unitary) Plan, special character is defined as follows: Special character areas have collective and cohesive importance, relevance and interest to a locality or region. Special character areas include older established suburbs, settlements, rural, institutional, maritime, commercial and industrial areas, or settlements of special architectural or other character value, the character or appearance of which should be retained and enhanced. In special character areas the maintenance and enhancement of the amenity values and quality of the environment is ensured by controls on
demolition, new buildings and additions and alterations.
The special character of these areas results from a combination of attributes such as:
•predominance or groups of buildings of a particular era or style
4 Statement of Evidence by Gregory Douglas Hill on behalf of Auckland City Council , PC163 5 Save Our St Heliers Inc v Anacona Properties, M & S Markham & Auckland Council Decision No. (2011) NZEnvC 19, 6 Environment Court Decision No. (2012) NZEnv 125, PC4 – Wynyard Quarter
26th February 2014 9 •a distinctive pattern of lot sizes, street and road patterns •intensity of development •the presence of mature vegetation •the relationship of built form and natural landscapes •the use of traditional materials and design elements •streetscape cohesiveness.
48 Based on the previous discussion and this definition, it is argued that the special character of St Heliers village is derived from its historical and natural relationship with the Bay, which in turn forms part of the unique heritage of this part of Auckland’s coastline.
49 The special character is obtained from the collective value of the historical sites and character buildings, which individually are not significant in heritage terms but together are a record of the history of the settlement and the original St Heliers Bay Estate. This is consistent with the description of the precinct with regard to “other intrinsic qualities or characteristics”.
50 The only scheduled historic building is the St Heliers Community Library, although the coastal cliffs and pohutukawa trees along Tamaki Drive are also protected under Part 5B of the Operative Plan, together with the Moreton Bay Figs on Vellenoweth Green.
51 In addition, currently the majority of the centre is covered by rules protecting the demolition of pre-1944 buildings, although this is expected to be challenged through submissions.
52 The key urban design attributes and features are covered in the following section, but the key special character attributes are summarised here as: the relationship of built form and natural landscapes expression of historical subdivision and building pattern including distinctive lot sizes, street and road patterns compactness and intensity of retail, commercial and community development
Key urban design attributes and features
26th February 2014 10 53 The key urban design attributes and features are described in the character/heritage study and summarised in the Centre Plan. These are: The location of St Heliers centre in relation to the bays and headlands (and their historical significance for Maori) The geography of the centre with regard to its coastal location, amphitheatre setting, and planned development as a ‘model’ seaside suburb The grid layout of the street network based on the intersection of St Heliers Bay Road with Tamaki Drive and the former ferry wharf resulting in primary and secondary commercial frontages and differentiation of street character Harbour views and a generally integrated relationship between the centre and residential neighbourhood, with the village having developed as an integral feature of the area Continuity of building frontages along the primary streets and resultant positive relationship between private and public realm (and between village and waterfront) Spatial and built form pattern that supports connecting the public realm and seaside lifestyle including "in-between" spaces, such as porches, verandahs and terraces/courtyards Excepting new buildings, buildings are small scale with one or two storeys on smaller lots. Some of the single storey buildings have feature parapets that strengthen the streets’ vertical element. In larger buildings from the 1920's and 1930's the facades have been articulated to give the appearance of individual smaller scale buildings. The majority of older buildings have pitched roofs that contributes to the character of the built environment, especially when viewed from the surrounding residential properties Some key buildings have been altered or demolished making the remaining buildings more valuable There are three distinct development areas (refer to character/heritage study and Appendix A) with a range of buildings that define and support the overall character and heritage of the centre Beyond the commercial centre, adjacent streets (Maheke, Turua, Polygon and Goldie), have a contrasting streetscape with the lack of a
26th February 2014 11 continuous frontage, set back of residential buildings, and increased vehicle crossings for the residential uses Vellenoweth Green is an important open space and is a wider and deeper block than the blocks of the urban centre. It forms a gateway and visual figure ground to the village
Proposed provisions 54 The character/heritage study recommended a character/heritage overlay within the Business section of the District Plan.
55 Based on my investigations, this is supported and I recommend that St Heliers Centre should have a Special Character Business overlay. This would also seem to be consistent with the St Heliers Character Statement for the Precinct (11.2.1) which starts with the following sentence: The St Heliers Character Overlay utilises controls that seek to retain and enhance the character of St Heliers.
56 Currently, however, it is not clear within the Plan where the provisions of the overlay override the zone provisions (just as there was a tension between the Centre Plan and Zone provisions). I also consider there is a fundamental flaw in allowing buildings up to 12.5m in height in the core of the centre (and the proposed set back would adversely affect the built special character of the area).
57 There may be potential for buildings of this height on the edge of the central area, however, so that I consider the special character overlay could be reduced in area, as shown below, subject to further analysis of buildings in the 1929-1965 category in Figure 3, Appendix A.
58 Within this overlay area, all buildings above 9m would be discretionary, and the current activity “Alterations to buildings not identified as character-defining or character-supporting buildings, where the alteration is permitted in the underlying zone” would be removed from the activity table. Non-commercial development within the overlay area would also be prohibited to protect the existing character
26th February 2014 12 and function of the centre. Transferable rights should be considered to protect landowners.
59 At the same time, I consider that the recommendations from the special character/heritage study with regard to providing an additional “zone of influence” should be adopted, in order to assess the effects of changes within the broader context – including Tamaki Drive and Vellenoweth Green, but that development of 3-storey within this area would generally be acceptable.
Special character area and zone of influence
60 The following alterations to the Plan are also proposed.
61 Proposed objectives and policies: Isthmus D: The special character of the business area is recognised and protected, including the legacy buildings and development patterns, and their relationship with the wider landscape and Tamaki Drive Master Plan (zone of influence). Protection and use of Special Character business overlay: 10. In the case of St Heliers Special Character Business overlay, additional regard shall be given to the zone of influence and its criteria.
62 Character-defining and character-supporting buildings shall be identified with reference to the St Heliers Character/Heritage Study.
63 Chapter J Overlay Rules, 3.1.5 Special Requirements: 2. St Heliers Zone of Influence. All development within this area shall:
26th February 2014 13 a) Recognise and respect the qualities and of the underlying landscape context and urban structure b) Respect existing views to the waterfront and adjacent open spaces c) Ensure individual buildings do not dominate adjacent buildings or spaces d) Be complimentary to the function and character of the centre and its built form d) Avoid on site parking that alters the patterns and character of the adjacent street
Conclusion 64 I conclude that the special character of St Heliers and the values of the community have not adequately been provided for in the Plan, and the provisions will not protect the special character and heritage of the St Heliers centre.
65 It is recommended that the alternative Special Character Business overlay be adopted including the appropriate objectives, policies and criteria as proposed.
Sally Peake Registered FNZILA Landscape Architect
26th February 2014 14 ST. HELIERS BAY
St. Heliers Bay Beach
Vellenoweth Green
ST. HELIERS HERITAGE ANALYSIS ---ChU8Ciar/ H...rtage Defining Building or Group of Buildings - 1181-1900 BOFFA FIGURE 3 ~= ' l3 • • • • • ChU8Ctar Supporting Building or Group of Buildings MISKELL 1100.11128 Scale 1:3000 i ~ , t• •fflott • lnil / 1 ST. HELIERS HERITAGE ANALY_SIS 18&1-1100 IIOFFA ---Charact.r I Hertt.ge Dallnlng Building or Group of Bullclnga FIGURE 3A ~- I ~ M ISKEI.L • • • • • Charact.r Sllppottlng Bulking or Group of Building& 1100-1828 Scale 1:1000 ~ ~.utirl f • 4n•p • ~·,..., ¥ Rag--.ct or Sched*d Building 1128-1te5 Date MARCH 2004 ~ Significant Slta - Bulking Demolished - 1IMI&-11U Job No 03361-045 ' 1880 - PrMent ~· f\ \ _(~ ~( Bid Nama Commemorative Drinking Fountain Bid Name (H~) Slnlet No TamaldDrive Slnlet No 6 Maheke St Original Owner unknown Original OWner unknown Architect unknown Architect unknown Builder unknown Builder unknown Data c1920s St. Data c19208 Other Constructed in memory of Scoulmastar Other Origlnal19208 house. Group Gayon Brookfield who died d uring association with nos 6-10 WWlln 1916 ~ Bid Name (House) Street No 8 Maheke St Bid Nama (Polioe Station) Original OWner unknown Street No 56 Polygon Rd Architect unknown Original Owner unknown Builder unknown Architect unknown Dele c1920s Builder unknown Other House lifted 1972 by John Godwin Data c1940s Architect, Group associaUon Other Replaces and eartier house (c1922) with nos 6-10. Much altered In 1993. I \ \ \ ' wet Bid Nama (House) Bid Nama (House) Slnlet No 10 Maheka St StraetNo 9Poi~Rd Original OWner unknown Original Owner unknown Architect unknown Architect unknown Builder unknown Builder unknown Date c19208 Date 19208 Other Group association with nos 6-10 Other Good example of 19208 suburban development \ ST. HELIERS HERITAGE ANALYSIS ---Characlllr I Hertt.ge Defining Building or Group of Bulldlnga - 1881-1800 • • • • • Characlllr Supporting Building or Group of Bulldlnga 1900-1928 FIGURE 38 ~" ' :6 BOFFA Scale 1:1000 , MISKELL -¥- Regt.tared or Scheduled Building 1929-1965 , , • .,.,,,., • itJit " • tr~l~.t r Date MARCH 2004 ~ ------Slgnlfte~~nt 81118 • Building Demolished - 11188-1IMISI Job No 03361-046 • 11190 - PniMnt ~ I I - I Bid Name Grand Bid Name (Harvey World Trsvet/St Harowara) Bid Name Marina Building Straet No 1().12 St Hailers Bay Rd Street No 1 St Hellers Bay Rd Bid Name None Street No 3-11 St Hailers Bay Rd Original OWner unknown Original Owner unknown Straet No 2-8 St Hellera Bey Rd Original Owner unknown Architect unknown Archlled unknown Original Owner unknown Archltacl unknown Builder unknown Builder unknown Archltacl unknown unknown Date 1890s/1967 Date c1910 BIMider unknown c1930s Other This building Ia one of the original Other Thll was orlglnaly a holal Date 1970 --J ahops and can be identified in c1890 building In Onehunga and was Other Addition In 1970 by Rigby Mullans for Rd. tnOIIed to this aile c 1920. Shadwell Holdings (PN. 5062) view of Wharf Hardware shop - AJtarallona WMl made In 1997 added c1967 .JLY by M.J Oardy & Asato convart tha ground lloor into a caM. a.\ -:'~\ \ ~ \ \ ----- ~ -33 - Bid Nama None Street No 17·21 St Heliers Bay Rd Original Owner unknown Bid Name (Taka-nota) Architect unknown Street No 24-28 St Hailers Bey Rd Bid Name A. W. Scotllng Builder unknown Original Owner unknown Street No 13 5I Hellers Bey Rd Date 1920's Architect unknown Original Owner unknown Other BIMider unknown Date c1930a - , Archl1ec:l unknown Builder unknown Other Original alta of L J Keys Motor Date 1927 - , Other I \ 1llllllllll \ , - , \ \ \ - t • • y·- Bid Nama (Bey Vlttage Grocers & 5I Hailers Mall) • Street No ~39 St Hailers Bay Rd Bid Nama St Hetlera Public Ubraty Original Owner unknown Bid Name None Street No 32-42 St Hailers Bey Rd An:hitect unknown Street No 41-45 5I Hailers Bay Rd Original Owner Aucldend City Council Bid Name (Unichem, St Heliers) Builder unknown Original Owner unknown Archlled unknown Street No 23 St Hellers Bey Rd Oatil c1980s unknown Bulder unknown Original Owner unknown Archltacl Other Site of Self Help stons designed by unknown Date 1930/31 Archl1ec:l unknown Builder the Watlington An:hitacts of Date c1920 Other Original alta of the St Hailers Builder unknown Porter & Martin (Od 1960), AJeo Other Pneabytar1an Church (1 917). Date c1920e the slte of the old picture Scheduled 'Cat 8 ' (interior & , Other theatre. exterior) ref. C15111 , \ \ ~ ~ \ \ \\ ~~~~~ ST. HELIERS HERITAGE ANAL~S~S - Charac:W I Herltllge Defining Building or Group of Bulklnga BOFFA - 1881-11100 FIGURE3C ~~ MISKELL • • • • • Charac:W Supporting Bulking or Group ol Bulldlnga - 11100-1128 Scale 1:1000 ., ,,. ,.,.,,. i tl{t• . ,.,.,~1 \.1\l,..~ON I)- ItHO ~ 1(-. ~~or Scheduled Building 1129-1185 Date MARCH 2004 • - Significant Slta • Bullclng Demollahecl - 1SMI&-1- Job No 03361-047 ' ~ 11110·1>-rn I I Bid Name (Waterfront) Bid Name (Houaa) Bid Name (House) Slraet No 1-11 Turua St ~ Slraet No 8Turua St Street No 10Turua St Or1glnal OWner Or1ginal OWner unknown Ollglnal OWner unknown Archilllct unknown Architect unknown Architact unknown Builder unknown Builder unknown Builder unknown Date 1991 Date c1935 f Oala c1935 Other Original oita of the St Heliels Bay Other Group aooociation willl noe 10& 12 Other Group IIIIOciation willl """ 8&12 Private Hotel 'Grand VUe' (c1930) ~ :3 ~ ~ ~ ~ 0 ~ ~ ~ 'Y ~ Bid Nama (Houaa) Bid Name (Houaa) Slreel No 12Turua St Street No 14 Turua St 46 ~(j) Original OWner unknown ;;t\0- Original Owner unknown Architect unknown Architect unknown d) ~ Builder unknown Builder unknown - Date c1935 Oala c1900 St. Heliers ~ Other Group ueodatlon with noe 8&10 Other Poeolbly the 88l1lest brick vtlle remaining - ?£. Community Library on ita onginal olta. Altaratlona made to -- the building by Hill Manning Mitchell in t -- 1963 (PN. 20253) - -43 ~ Bid Nama 5I Hellero W.r Memorial Hell BldN...., (Mel Thai) Bid Name (Houe . duplex) Slrae!No 17-19 Turua St Straet No 16 Turua5t Street No 20 Turua St Original OWner Auckland City Council Original Owner unknown Original OWner unknown - Architect C lrwtn Ctoob Architect unknown Architect unknown Builder A.G Crinieo & Builder unknown Blilder unknown -ET Date 1954/55 Date c1690o Oala c1910s Other Foundation atone laid by the Mayor Other This Is possibly one of the Other A good example of the type of house of Auckland 1954. earttea1 coctagea aoeodated being conolructed In St Hetlera - Opened by the Governor General wtlh the beech front otll after 1900 In 1955. remaining on " onglnal IIIII. - ST. HELIERS HERITAGE ANALYSIS - Clwm:tar I Herltllge Defining Building or Group of Bulkllnae - 11181-110G FIGURE 30 ~-r ~ • • • • • cum:tar Supporting Bulking or Group of Bulldlnae 1100-1128 Scale 1:1000 1/- Reglstilfed Of" Scheel~ Building 11211-11115 Date MARCH 2003 ] Slgnttlcant Sit. -Bulking Demol.. hed - 11M-1111 Job No 03361-048 If" 111110 - '"'-1t APPENDIX B (PLANNING MAPS) • Built environment. 815-12 ST HELIERS CENTRE PLAN History Te Pani-o-Horoiwi (Achilles Point) and Karaka Bay are A. INTRODUCTION of historic significance to the Auckland Region. The 1. Background headland around the present Glover Park was fortified and formed part of a network of fortified pa that St Heliers is strongly defined by its relationship to the protected the navigable passages within the Hauraki bay and beachfront, the Hauraki Gulf, Rangitoto Island Gulf. Karaka Bay was one of the locations around the and Tamaki Drive. These features have influenced the country chosen for the signing of the Treaty of Waitangi. development of the commercial and residential activities. The St Heliers village (the commercial centre) The first auction of large blocks of land from the is focused around St Heliers Bay Road and the recently surveyed Ngati Paoa Tamaki Block took place waterfront. It has a significant number of buildings from in 1842 and St Heliers began as a number of settler the 1920's and 30's period, together with a very small farms. In the early 1880s farmland was subdivided in number from 1860 to 1920, as well as a mix of more order to develop a 'model' seaside suburb of Auckland. recently developed buildings. The character of St Heliers With the completion of the wharf in 1882 St Heliers was village is derived from a combination of this natural initially popular as a holiday destination. Improved bus setting, the pattern of subdivision and roads, and the role services affected the ferry services profitability and these buildings play in defining the character and scale contributed to the wharf being demolished in 1930. With of the village. the opening of Tamaki Drive in 1931 the rate of growth accelerated further, and the village centre provided most The centre plan focuses on the existing commercial services, supplies and entertainment for the surrounding centre and recognises the particular factors that give it community. and its immediate environs its unique character. The centre plan contains measures that are designed to The urban structure and street pattern of St Heliers was maintain and enhance the character of the St Heliers based on a planned seaside settlement which has resulted village and to promote its amenity values. The in the existing grid with streets running perpendicular to provisions recognise that while parts of St Heliers Tamaki Drive and the waterfront and is a distinctive village have historic importance, its other intrinsic or feature of this centre. The centre retains a range of character qualities are also worthy of retention and building types from different periods which provide enhancement. evidence of the historic development of the centre and how it has changed over time. 2. Character Definition Landscape The character of a place is determined by a complex interplay between a range of factors including: St Heliers Bay is the eastern-most bay of a repeated topography; geology; climatic conditions; natural pattern of small beaches separated by headlands and vegetation patterns; urban structure; mix and distribution cliffs, forming a scalloped profile along Tamaki Drive. of activities; pattern of built development; social and The bay lies · between the prominent Waitemata cultural associations with a place. Understanding the Sandstone cliffs at Ladies Bay to the east, and the relationship between these different factors is · complex headland to the west at Kohimarama. The town centre but important in understanding the character values of a forms the seafront focus of St Heliers Bay and is place. orientated towards its coastal setting. It is located on flat land set at the base of a small topographic amphitheatre, The centre plan identifies the various elements which surrounded by residential development on the land come together at St Heliers to create a distinctive place. ~loping upwards to the south. The surrounding By understanding how these elements contribute to form residential development has views of the village, the the physical environment, future development can be Waitemata Harbour and beyond. The large expanse of guided in a way that responds to and enhances the Vellenoweth Green, two large Moreton Bay Fig trees collective character of the centre. A description of the and the beach reserve along Tamaki Drive define the various elements that contribute to St Heliers' character western entrance to the centre. Beyond Turua the land follows: rises towards Achilles Point marking the eastern end of • History; the centre. • Landscape; Urban Structure • Urban structure; The urban structure of St Heliers is based on the intersection of Tamaki Drive and St Heliers Bay Road at Streetscape; and the waterfront and the fact that only these two roads CITY OF AUCKLAND - DISTRICT PLAN Section 85 - Page 22 /\. D See key on last ISTHMUS SECTION -OPERATIVE 1999 ~ page of this section updated 2811012011 APPENDIX B (PLANNING MAPS) connect continuously with the centre's hinterland. This this basic configuration that remains today, although explains the existing structure of primary and secondary some key buildings have been demolished and others commercial frontages and differentiation of character altered. The scale of buildings is generally small, with within St Heliers. one or two storeyed buildings on smaller lots. A few taller buildings exist, which are noticeably higher than The grid street network in its amphitheatre setting, the predominantly one and two storey buildings. Some adjacent to a large open space and foreshore, defines the of the single story buildings have feature parapets that seaside village character of the town centre. The grid is strengthen the streets vertical element. Where larger modified and distorted inland as the topography development has occurred in the 1920's and 1930's the becomes more elevated. Tamaki Drive stretches along facades have been articulated to give the appearance of the coastline, and the open space, harbour views form an individual smaller scale buildings. The majority of older important component of the character of the scenic buildings have pitched roofs and this contributes to the entrance to the centre from the west. The retail precinct character of the built environment, especially when has a suburban character and is a compact, mixed use, viewed from the surrounding residential properties. The pedestrian orientated centre. There is a wide variety of character and scale of the surviving early buildings commercial, retail, restaurant/cafe premises as well as establish a seaside character that is a primary asset of St community facilities such as the St Heliers Community Heliers. Library, the War Memorial Hall and police station. There is generally an integrated relationship between the The seaside location and lifestyle has resulted in an village centre and the residential neighbourhood and the overall built pattern that connects the public and private village has developed as an integral feature of the area. realms. An important built feature is the way public streets and private development meet at the common Streetscape boundary to create "in-between" spaces, such as porches, The streetscape is the public realm from which we verandahs, terraces and courtyards that support the experience the character and amenity of a place. It is seaside lifestyle. considered that there is generally a good relationship between the public and private realms on St Heliers Bay 3. Centre Plan Approach Road. With adequate sidewalks and continuous building The centre plan utilises controls that seek to retain and frontages where windows, doors and verandahs are enhance the character of St Heliers. Based on an orientated towards the sidewalk forming a continuous understanding of the historic development and analysis street wall. The public realm on adjacent streets of the urban character of St Heliers village, the elements contrasts with the core area due to the lack of continuous which contribute to character of the different street frontage, set back of residential buildings and increased environments have been identified. vehicle crossings for residential uses. The public realm along Tamaki Drive is defined by the relationship Surviving early buildings in the centre are an important asset. Sympathetic development will provide a high between the urban and coastal edges of the street. The distinctive Moreton Bay fig trees, Vellenoweth Green quality, authentic identity by reinforcing the village's unique qualities in each of the character dimensions. The and residential and commercial development on the southern side of Tamaki Drive complement the seaside intention is not to 'freeze' the built environment. It is proposed that having defined the elements that give character along the water's edge. The point at which St Heliers Bay Road and Tamaki Drive intersect creates a particular character to the area that change can be managed to protect the distinctive character of the focal point for the village. village. Innovative and congruent development likely to Built Environment add to the attributes of St Heliers village will be encouraged under such a regime. St Heliers Bay road and Tamaki Drive are streets characterised by continuity of retail frontages, while Although centre plans are usually applied to business others are characterised by a greater mix of use and · centres zoned Business 2 or 3, the District Plan provides building typology. Both these areas combine to establish for the inclusion of land with other zoning's where such the overall character of the centre, while each bas land forms part of the identified business centre. The different and distinctive character elements. area covered by the St Heliers centre plan is set out on The built environment at St Heliers is characterised by a the attached map and includes land zoned Business 2 and Residential 6b. The inclusion of the residential zoned diverse range of building types and styles. The pattern of sites acknowledges the important part in St Heliers commercial development has been strongly influenced village's commercial area these buildings play. The by the transport patterns to and from the bay. Early residential zoned sites contribute to the mixed-use buildings were of small-scale domestic type construction. The 1920's and 1930's established the environment of the village. pattern of development and architectural form and it is CITY OF AUCKLAND - DISTRICT PLAN ISTHMUS SECTION - OPERATIVE 1999 A See key on last Section 85 - Page 23 L-::::,. D page of this section updated 2811012011 APPENDIX B (PLANNING MAPS) The Residential 6b zone is a medium intensity beaches and trees. While these controls seek to maintain residential zone and has reasonable access to open space, and enhance the character of St Heliers village, it is leisure, transport and business areas. A wider range of acknowledged that the design and appearance of works activities is permitted than in lower density zones and within open space will affect its character. Therefore, the greater height and bulk of building is envisaged. In St Council will promote works within the open space, both Heliers village there are several sites zoned Residential adjacent to and within the centre plan area, that are 6b located on Polygon Road. Currently, these sites are sympathetic to the aim of the St Heliers centre plan. principally used for non-residential purposes. 6. Activity Provisions and Development 4. Traffic and Parking Controls Tamaki Drive is part of the scenic route that extends Unless specifically stated the provisions of the St Heliers eastwards from Auckland's central business district. It is centre plan are in addition to the existing District Plan a popular tourist route and is used extensively by controls for the sites within the centre plan. However, cyclists, joggers, roller-bladers and other recreational some controls, such as parking exemptions, supersede users. The demand for parking generally falls into three standard controls. broad categories: residential, commuter and visitor (comprising shoppers, tourists, visiting business people For those properties zoned Residential 6b the activity etc). Each group has unique parking requirements. provisions contained in this centre plan are in addition to Consequently, traffic and parking conditions vary those contained within section 7 of the District Plan. considerably throughout the year depending on the Sites fronting parts of St Heliers Bay Road, Tamaki season, the time of day and weather conditions. Drive, Turua and Maheke Streets and Polygon Road are As with other traditional commercial areas throughout affected by both the Retail Frontage and Verandah Auckland, much of St Heliers was developed before cars controls under 8.8.1.3 A and B of the District Plan. Parts were widely used, so many established commercial of the centre plan are also subject to Tamaki Drive premises do not provide on-site car parking. This places Scenic Way provisions in section 5C.7.7 and the coastal pressure on the available on-street parking. Feedback management area provisions in section 5B.7 of the from the community indicates that parking is considered District Plan. a problem in St Heliers, because most of the available The District Plan denotes Tamaki Drive west of St parking spaces in the commercial area are often Heliers Bay Road as a district arterial road. East of St occupied. This inconvenience may deter shoppers and Heliers Bay Road, Tamaki Drive is a collector road. St others from visiting the area and prevent local businesses Heliers Bay Road is also a district arterial road. Maheke from achieving their full potential. At times there is and _Turua Streets and Polygon Road are local roads. difficulty when delivery vehicles double-park to deliver goods and prevent vehicles from travelling freely 7. Designations through the village area. Existing designations within the centre plan area are Pedestrian access to and around the village is currently detailed in Appendix A and B to the District Plan functional with footpaths of reasonable width and Planning Maps. The area of the centre plan contains a condition. However, there is conflict between the designated site on Polygon Road. This item is indicated location of pedestrian crossings on both Tamaki Drive on the District Plan planning maps and is detailed in and St Heliers Bay Road and vehicular traffic. Feedback Appendix B to the District Plan. from the community also raised concerns regarding the location of bus stops adjacent to cafe/restaurant Council reference: Cl5-07 - Council Carpark, establishments with outdoor dining. Polygon Road. To address these concerns a parking plan is being 8. Scheduled Items developed for St Heliers. This will develop short and The centre plan area contains one scheduled building, long term strategies to address the traffic and carparking the St Heliers Community Library located on the corner concerns for St Heliers. of Polygon and St Heliers Bay Roads. This item is The centre plan provides for an exemption from the indicated on the District Plan Planning Maps and is required parking spaces in certain circumstances to detailed in Appendix A to the District Plan. retain and encourage the continuity of retail frontages. Council reference: C 15-11 - Building Scheduled for 5. Open Space Protection Open space is an important part of the fabric of St These items are subject to the rules contained in Part 5C Heliers. It has many layers - parks, reserves, streets, - Heritage of the District Plan that override the provisions contained in the centre plan. CITY OF AUCKLAND -DISTRICT PLAN Section 85 - Page 24 A D See key on last ISTHMUS SECTION - OPERATIVE 1999 ~ page of this section updated 2811012011 APPENDIX B (PLANNING MAPS) 9. Signs Activities Activity All signs shall comply with the Auckland City Council status Signs Bylaw 2007. The area covered by the St Heliers External alterations and additions to RD* centre plan is a 'special character area' for the purpose of existing buildings (except for their administering the provisions relating to signs in the Bylaw. redecoration, maintenance or repair) Signs should be at a scale and design that does not Redecoration, maintenance, repair and p visually dominate or detract from the visual amenity of internal alterations to existing buildings the Centre. The design and placement of signage, Development of the site at Pt 24 & 25 RD* particularly above verandah level, should not conceal 2 BLK DP 410 CT NA623/103 (448m ) architectural detail and should sensibly relate to the and PT 24 & 25 BLK DP410 CT NA proportions and architectural style of the building 2 624/111 (465m ) which exceeds the fa~ade. Signage should not be painted directly onto Frontage Set Back Control Cl in the building fa~ades, unless there is precedent on individual centre plan buildings for this. Signs should also be to a human scale and orientated to pedestrians, being visible at street External alterations and additions to RD** level. existing buildings and new buildings zoned Business 2 which exceed the For the purpose of this centre plan, the use of the word Frontage Set Back Control C 1 in the 'alterations' does not include signs. centre plan. The Auckland City Council Billboards Bylaw 2007 currently does not provide for billboards in the Business Those activities marked with a * are restricted 2, or Residential 6b zone. discretionary activities (refer to clause 4.3.2.6 RESTRICTED DISCRETIONARY ACTIVITIES For signs on scheduled buildings, the provisions in Part for public notification and service requirements) SC of the District Plan should be referred to. • Those activities marked with a ** are restricted lO.Antennas, aerials, mechanical and electrical discretionary activities but are subject to the normal devices attached to buildings requirements for notification in accordance with the relevant sections of the RMA. Section B Activities contains controls for attaching a transmitting or receiving antenna, aerial, mechanical or 2. Conditions for demolition of Buildings as electrical device to a building within the centre plan to Controlled Activities ensure that the visual effects of these devices are no more than minor, by avoiding, remedying or mitigating Conditions will be imposed on resource consent for these effects. demolition of buildings: B. ACTIVITIES a) to link timing of demolition with commencement of replacement building on the site; 1. Activities b) to provide for the management of the condition of the The following table outlines the activities provided for in site between demolition and commencement of the the centre plan area. replacement building. This condition may include requirements with respect to prevention of dust Activities Activity nuisance, safety and visual amenity. status 3. Criteria for assessing applications for Demolition or removal of buildings c resource consent and limits to discretion for where resource consent has been granted restricted discretionary activities for a replacement building In considering an application for a resource consent, the Demolition or removal of buildings D Council will have regard to Part 4 of the District Plan, where resource consent for a General Provisions and Procedures, and assess the replacement building has not been application against the following matters. The Council's granted discretion with respect to activities to which clauses 3.1, 3.3 and 3.4 refer is restricted in each case to the matters Construction and/or relocation of new RD* set out in those assessment criteria, and where buildings development control modification is required the matters set out in clause 4.3.1.28. CITY OF AUCKLAND - DISTRICT PLAN ISTHMUS SECTION- OPERATIVE 1999 /\ D See key on last Section 85 - Page 25 ~ page of this section updated 2811012011 APPENDIX B (PLANNING MAPS) 3.1 Assessment criteria for alterations and additions The number, variety, scale and quality of public to existing buildings spaces (streets, lanes, alleys, squares and/or parks) are maintained or enhanced; a) The extent to which the additions and alterations maintain the integrity of existing buildings on the Pedestrian permeability and comfort ts site. In particular, consideration should be given to maintained or enhanced; the overall building footprint, form, mass, scale, The configuration of development and building proportions, its relationship to the street and its design has regard to the existing or original street overall contribution to the St Heliers centre subdivision patter and the extent to which character; buildings are articulated to avoid potential b) The extent to which detailed design features are adverse effects of scale and bulk. compatible with key architectural features of the The visual interest at street level is maintained in existing building; order to enhance the pedestrian amenity of the c) The extent to which materials and colours are street environment. Buildings should be designed compatible with the existing building; to front streets, concentrating main entrances and windows on frontages facing the street. d) The extent to which the design of verandahs is compatible with the architectural form of existing or e) The extent to which the development incorporates surrounding buildings. any recessed street frontages to create transitionary open spaces for outdoor dining, seating, planting or 3.2 Assessment criteria for the demolition or removal other uses where appropriate; of buildings as Discretionary Activities f) The extent to which building elevations are a) The extent to which the particular attributes of the modulated with vertical elements (such as structural building contributes to the character of the village. bays and windows), and horizontal elements (such as (Refer to the character definition under section A.2. verandahs, cornice and parapet lines). Blank walls Character definition). visible from surrounding streets should be avoided b) The building's structural or physical condition and where possible; whether rehabilitation of it is economically feasible. g) The extent to which the scale of proposed building 3.3 Assessment criteria for new development elements is compatible with that of existing buildings in the vicinity. In particular, where a proposed a) The extent to which the new building responds to the building is higher than an existing adjoining building elements that contribute to the character of St Heliers t!> reduce the dominance of upper levels, having regard to: consideration shall be given to differentiating upper The contribution any existing building on the site storeys from lower storeys. For example, this can be previously made to the character of St Heliers; achieved by setback from the frontage, by change of building form, by change of building materials/ Where within the centre plan area the site is colour or by other appropriate design variation. located. · h) The extent to which the roof design maintains or In relation to the above, refer to the character contributes to the varied roofscape of the centre as defmition (under section A.2. Character Definition). viewed from the surrounding residential area. b) The extent to which site development responds to i) The extent to which rooftop projections including features of the surrounding context including: towers, chimneys, lift towers, machinery rooms, air topography, streetscape character, scale and pattern conditioning equipment, ventilation ducts and of the public/private interface. equipment, or water towers are integrated in an c) On site parking and vehicle circulation areas should architecturally attractive manner as part of the not visually dominate views of the site from the overall design of the building. surrounding public realm; j) In addition to the above, the extent to which the d) For development across two or more sites, whether building addresses the topographical difference the sites are amalgamated or not, the extent to which: between Polygon Street and Turua Street at the south eastern end where these streets intersect and Polygon The clarity of the rectilinear grid structure is Street sits at a higher level than the lower generally maintained or enhanced; flat plane facing St Heliers Bay. The building could sit higher at the Polygon Street level and follow a reducing height towards the north. CITY OF AUCKLAND- DISTRICT PLAN Section 85 - ·Page 26 /\. D See key on last ISTHMUS SECTION - OPERATIVE 1999 ~ page of this section updated 28110/2011 APPENDIX 8 (PLANNING MAPS) 3.4 Assessment criteria for new development 4. lnstaUation, operation and maintenance of (including additions and alterations to existing antennas, aerials, mechanical and ele.ctrical buildings) where the centre plan frontage setback devices on buildings within the centre plan control is exceeded area/town centre area a) Where the proposed development exceeds the Note: These provisions do not apply to the installation frontage setback control the extent to which the of any radio or television antenna for residential upper levels of the proposed building are purposes. differentiated from the lower levels generally at the 8.5m frontage. A. The installation, operation and maintenance of any b) The extent to which the building addresses the spatial antenna. aerial, mechanical or electrical device on an relationship of the built form to the street and the existing building is a permitted activity, provided location and context of the site and building within that: the centre plan. i) The antenna. aerial, mechanical or electrical c) The extent to which the upper levels of the building device is not visible when viewed from street level are set back from the street frontage and articulated from any part of any road which is located within so as to avoid dominance of the upper levels and to the centre plan or character overlay, for example, maintain the characteristic open aspect ration of built the device is hidden from view behind a parapet or form to the street. other architectural/building feature, is obscured from view by a neighbouring building, or is at the d) The extent to which the building design offers a rear of the building; or visually 'light' upper level structure. ii) The antenna. aerial, mechanical or electrical Explanation device meets the following standards: The various attributes ofthe buildings, their settings and There shall be a maximum of three such respective land uses of St Heliers village are features devices on any one building; and that create lively, people-friendly streets. Buildings that have a human scale due to appropriate building bulk, The antenna. aerial, mechanical or electrical mass, and scale enhance this attribute. Some buildings device shall have a maximum height contribute to the Centre's character through their (including mounts and supporting structures) historical associations. It is important that developments of 1.95m; and respond to key features that contribute to the character The maximum area of any face of the antenna. of St He/iers (as described in Section A.2.) in a aerial, mechanical or electrical device shall 2 sympathetic manner and foster the existing sense of not exceed 0.5m ; and human, resulting in a cohesive and attractive streetscape and overall village character. The antenna. aerial, mechanical or electrical device shall be attached to the building in New buildings should be designed and finished in a way such a way that it is no higher than that part of that contributes to the specifically identified character of the building directly behind the device as the Centre while still allowing for innovation in design. observed from street level within the centre It is acknowledged that innovative design can add to the plan; and uniqueness of town centres, with modern buildings co existing with older architecture. New developments can The antenna. aerial, mechanical or electrical be valued for their own contribution to the visual vitality device shall be colour matched to that part of ofthe town centre. the building to which it is attached; or It is recognised that there is the possibility of. iii) Where an antenna. aerial, mechanical or electrical amalgamation and comprehensive redevelopment of device is attached to the front facade of a building multiple sites within the centre plan area. Development the following standards shall apply in addition to of such larger sites requires wider urban design the requirements of 4.A(ii): considerations, such as the provisions ofopen space and the antenna. aerial, mechanical or electrical pedestrian permeability. device shall have a maximum horizontal projection out from the front facade of the building of 450mm; and Notwithstanding the maximum area and height provisions of 4.A(ii), the maximum width and height of any antenna. aerial, CITY OF AUCKLAND - DISTRICT PLAN ISTHMUS SECTION- OPERATIVE 1999 A. D See key on last Section 85 - Page 27 ~ page of this section updated 28/1012011 APPENDIX B (PLANNING MAPS) mechanical or electrical device shall be 350mm; and Figure 1 The antenna, aerial, mechanical or electrical device shall be located above verandah height, or where there is no verandah, above the height of the main windows facing the street; and There shall be a maximum of three such devices on a building. - '- L_____'-,... Notes: .<: ~ ' ij • Electrical devices do not include lighting. ::r:"' E E • For the avoidance of doubt, devices which fall within "'.... "'a:i clause 4.A(i) are not subject to the requirements of clause 4.A(ii) and (iii). Where any antenna, aerial, mechanical or electrical device is covered for the purpose of complying with front boundary/ street clause 4.A, the covers are not an external alteration or addition for the purposes of clause Rule 5C.7.1 0.3(2.0)(A). B. The installation operation and maintenance of any antenna, aerial, mechanical or electrical device on an existing building and that which does not meet the permitted standards set out in clauses 4. A(i), (ii) and Figure 2 (iii) above is a restricted discretionary activity. In considering an application for a restricted discretionary activity under clause 4.B, the Council will have regard to the extent to which the application meets the permitted activity standards set out in clause 4.A(i), (ii), and (iii) above and the Telecommunications Design Guidelines (contained 'E' within Appendix II to the Plan). :.::; ~ -" 'ij ::r:"' C. DEVELOPMENTCONTROLS E E E oJ "'cri "' "'cO 1. Frontage setback control No building shall exceed a height of 8.5m above ground level (measured at the front boundary of the site) for a distance of 2.5m in depth (measured from the front front boundary I. boundary of the site. Refer to Figure 0 Frontagr srtback control (Rwr Cl) Exceptions to development control C. I. -- Extent of rxcrptions to (RUle Cl) The following are permitted activities: i) The construction of a balcony or parapet that penetrates the frontage setback control by no more Provided that: than 1.5 metres. a) In the case of the development of the sites at Pt 24 & 2 ii) The construction of a sloping roof that penetrates the 25 BLK DP410 CT NA623/103 (448m ) and PT 24 2 frontage setback control at an angle no greater than & 25 BLK DP 410 CT NA 624/111 (465m ), 45 degrees commencing no higher than 9.5m on the development which exceeds the above frontage frontage. setback control is provided for as a restricted discretionary activity (activity table B) and will be Refer to Figure 2 for an explanation of the exceptions to development control C.l. CITY OF AUCKLAND· DISTRICT PLAN Section 85 - Page 28 /\. D See key on last ISTHMUS SECTION· OPERATIVE 1999 ~ page of this section updated 2811 Oi2011 APPENDIX B (PLANNING MAPS) assessed against the assessment criteria for new other than between Maheke Street and St Heliers Bay buildings and particularly criterion 3.30). Road, and between St Heliers Bay Road and Turua Street. It does apply to sites located on the corner of b) Discretion is provided in certain circumstances to Tamaki Drive and St Heliers Bay Road. exceed the setback control as a restricted discretionary activity provided for in activity table B When assessing the car parking requirements for the and the relevant assessment criteria. residential component of the development the following assessment criteria will apply in addition to those in Part 2. Access and parking 12: 2.1 Vehicle crossings a) In lieu of providing the required parking on the No new vehicle crossing shall be permitted to sites subject site, consideration will be given to the ability within the centre plan area zoned business 2 that front of the applicant to provide the required car parks on . . . h .. t I I II I Tamaki Drive, St Heliers Bay Road and the north side of anoth er stte wtthm t e vtcmtty of the subJect stte. Polygon Road between Maheke Street and St Heliers Explanation Bay Road. Continuity ofretail frontage to Tamaki Drive, St Heliers No new vehicle crossing shall be permitted to sites Bay Road and the north side of Polygon Road between within the centre plan area zoned Business 2 that front Maheke Street and St He/iers Bay Road, is an important Maheke Street, Turua Street and the north side of outcome that should not be compromised by the Polygon Road between St Heliers Bay Road and requirement to provide parking and access thereto on Lombard Street where vehicular access to such a site for every site fronting these primary activity streets. parking and loading is available by other means, such as However, it is acknowledged that there is potentia/for a rear service lanes, right of ways or from side roads. comprehensive development to occur which may Explanation generate considerable parking demand The benefits of providing an exemption for on-site parking, such as Vehicle crossings may interfere with the movement of continuity of retail frontage, should be carefully pedestrians and detract from the continuity of retail considered against the impact ofgreater demand for off frontage. For sites zoned Business 2 that front Tamaki site parking. Drive, St He tiers bay Road and the north side ofPolygon Road between Maheke Street and St He/iers Bay Road UJW UJniJJJ J~!JJfUJJ JJ U!J ]UJAU~BB]J ~D»B~mD]] DJ whether access is available by other means. For other sites new vehicle crossing are discouraged where vehicle access is available by other means. 2.2 Location of parking and loading areas/spaces On all sites included in the Centre Plan, parking and loading spaces (including surface parking lots and carparking buildings) shall not front Tamaki Drive, St Heliers Bay Road, Turua Street, Polygon Road, or Maheke Street. Explanation On-site carparking that fronts the streets that form part ofthe centre plan area should be avoided so that it does not dominate views ofthe site from the public realm. 2.3 Parking exemption All sites having frontage to Tamaki Drive, St Heliers Bay Road or the north side of Polygon Road between Maheke Street and St Heliers Bay Road, with an overall site area of less than 900m2 are exempt from on-site parking requirements of the District Plan. This exemption does not apply to any residential component of the development. For the avoidance of doubt this exemption does not u~mu IO ritl[ Whi[ll llUUI ITOllUUI IO fDIUUDll [010 CITY OF AUCKLAND - DISTRICT PLAN ISTHMUS SECTION- OPERATIVE 1999 /\. D See key on last Section 85 - Page 29 ~ page of this section updated 2811012011 ST HELIERS CENTRE PLAN ST HELIERS PRECINCT PLAN 1:2500